Duplex with RV Barn and
For Sale
$687,000
155 Pinewood Way, Auburn, CA 95602
Two private-entry residences provide six bedrooms, four baths, separate living areas, and shared garage access.
Property Size2,750 SF
Price / SF$249.82
Days on Market226
Property Features for 155 Pinewood Way
General Information
Standard status
Active
Size
2,750 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
deck
pergola
garden spaces
Building Details
Year Built
1986
Listing Agency:
HomeSmart ICARE Realty
(530) 301-4079
Listed By:
Jessica J. Wilson · License #02037138
(530) 301-4079
Source:
Exitrealty
Added: Jan 16
Changed: Aug 29
Last Checked: Aug 29 at 3:04PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of HomeSmart ICARE Realty
Investment Insights
Based on property information with market context.
Built in 1986, this duplex includes two separate residences connected by the garage while maintaining private entrances. Each residence offers three bedrooms and two baths, with open living areas, new carpet, and laminate flooring upstairs. The combined property also includes multiple decks, a pergola, garden areas, and substantial built-in storage.
Parking and accessory improvements include a two-car garage, carport, oversized RV barn, and multiple sheds. The layout provides distinct residential spaces alongside shared garage connectivity, supporting a range of household and occupancy arrangements without combining the two entrances.
Parking and accessory improvements include a two-car garage, carport, oversized RV barn, and multiple sheds. The layout provides distinct residential spaces alongside shared garage connectivity, supporting a range of household and occupancy arrangements without combining the two entrances.
Key Highlights
- Two separate residences, each with 3 bedrooms and 2 baths
- Private entrances with residences connected by the garage
- Two‑car garage, carport, and oversized RV barn
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$46,425
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.76%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$928,500
$928.5K
Cap Rate 7%
$663,214
$663.2K
Cap Rate 9%
$515,833
$515.8K
Market Conditions
NOI Build-Up for 2,750 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$70.0K $25.44/SF
− Vacancy
−$3.6K −$1.32/SF
EGI
$66.3K $24.12/SF
− OpEx
−$19.9K −$7.24/SF
NOI
$46.4K $16.88/SF
Area
Placer County, CA
Vacancy
5.20%
Lease Rate
$25.44 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$928,500
Cap Rate 7%
$663,214
Cap Rate 9%
$515,833
Alternative Uses
Best Use
Multifamily LT 5
$663.2K
$580.3K – $773.8K
NOI $46,425 @ 7.0% cap · market cap 6.76%
Second Best
Apartment 5plus
$605.2K
$529.6K – $706.1K
NOI $42,365 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$1.06M
$931.5K – $1.24M
NOI $74,522 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 95602, CA
18,364
Population
8,132
Households
2.3
Avg Household Size
53
Median Age
35%
College-Educated
93%
High-School Grad
49.7 sq mi
ZIP Area
369
Density / Sq Mi
$102,063
Median Household Income
$51,554
Median Earnings
$1,730
Median Rent
$646,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two private-entry residences provide six bedrooms, four baths, separate living areas, and shared garage access.
Where is this duplex located?
The property is located at 155 Pinewood Way Auburn, CA.
What is the asking price?
The asking price for this property is $687,000.
What are key features of this property?
This property features: Two separate residences, each with 3 bedrooms and 2 baths; Private entrances with residences connected by the garage; Two‑car garage, carport, and oversized RV barn
